This will become more obvious once you own something 1000 miles away.

I am pre-approve for 200k to buy a 3rd home as a owner occupied but I found a duplex where I can live in one half but it's smaller than my current home lender says they'll have a hard time getting me the loan for a duplex but they can do it for a sfr so if I want to buy the duplex how can I go about it? 

I would have the PM tell her that you are willing to let her have it done by one of their regular vendors and you will pay half; however, she should also be aware that if this results in dirty windows, she will be fully responsible to pay to have them cleaned.  

I've already posted a couple of questions and listened to about 40 of the podcast archives but have missed this step.I live on San Juan Island,  about 90 miles north and west of Seattle, where my wife and I own 11 vacation rental condos, a B&B, a duplex, and a commercial property.  

What are other 3/2's selling for within a 1/2 mile?

Works like a paper cutter and is about half the price of the other one listed.

10 years from now you will have 4 buildings empty although one you will be half started on one.

Fixing one that is almost 40 years will most likely cost you half of that just to get it to code, and maybe more to attract buyers for resale.And there is the monthly rent.

i show properties becuase in my contract it says BUYER has access to property to show potential assignees and/or their agents." consult with attorney on this i'm not an attorney. i just invest in real estate. i would say its not convoluted if someone knows what they are tlaking about. a half way decent attorney should be able to explain it. or you can call the state deptartment that licenses real estate brokers and ask them. 

Michigan avenue runs for miles & there's a vast difference in rent from one district to the next.